Kiwi Vision combined experience is of over 300 years in surveying, engineering and planning.
Kiwi Vision incorporating Dimension Surveyors, evolved from the need to project manage subdivisions due to the increased complexity of rules and compliance issues created by the Resource Management Act 1991, the Auckland Unitary Plan (2016), and the Medium Density Residential Standards (MDRS) 2023.
Project Managing the subdivision of a property can generally be broken up into a 15 step process as follows:
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Topographical Survey
A surveyor carries out a topographical survey. This provides all the information required for the design of subdivision boundaries, drainage (waste water & stormwater), services (power, water, telephone) roads and/or driveways, houses and pretty much anything else you can think of.
A Topographical survey will usually include the following information:
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- All Site boundary dimensions
- Easements, Covenants and Encumbrances
- Levels on boundaries and across site
- Contours at 0.5m intervals
- Houses, Buildings (including floor, roof, gutter and ridge levels)
- Driveway & other paved areas
- Retaining Walls (Position and Heights)
- Significant trees with heights and driplines
- Public & private drainage
- An architect will design a dwelling or dwelling(s) for a development. We will liaise with them as required with regarding to planning rules and site constraints. In turn the architect will usually work with the client to come up with a dwelling design that meets their requirements.
- Other consultants – such as Geotech Engineers, Traffic Engineers, Arborists, Ecologists and Landscape Architects – are then engaged as required to provide specific input in some cases. This is applicable when a development is not complying with some planning rules or if a site is in an area identified by council as having special value – ie: Protected Bush or a Water Course.
- The surveyor in conjunction with an architect will create a scheme plan of subdivision and/or development. Boundaries are determined so as to meet your requirements and the council rules
- Engineering and Services design. Access, drainage, power, water & telephone supply are all required for every site on a subdivision. Our engineering team will design a layout that meets the council standards as well as provide for usable building platforms and lot layouts.
- Submit Resource consent
Our Planner or the clients Planner prepares a comprehensive report and assessment of the effects, between 30 and 40 pages of information
This report, along with the scheme plan, architectural plans and other consultant reports are lodged with council by the
Surveyor or Planner
- At Council
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- Council will check and process the consent application
- Council planners & development engineers will be involved
- Processing time under RMA is supposed to be 20 working days– however…
- They can request further information (s92) – sometimes only minor, but can involve design changes.
- Submit an engineering application. Almost all subdivision approvals will contain conditions which require an engineering application – usually for access (driveway) and/or public drainage extension. An application is submitted to council for their assessment and approval.
- Site works – Drainage, Driveway, Power, Water and Telephone. A civil contractor will carry out site works to install these required services.
- All the works are carefully managed and supervised by our Civil Engineer, or the clients own Engineer. This involves visiting the site multiple times to check on progress, provide advice where required and to liaise with council if changes are required along the way
- Preparation of a Land Transfer Title plan – and application to council for a 223 certificate.
- Pegging new (and existing) boundaries.
The surveyor will place the pegs ensuring that they are visible and easily located
- Cadastral Survey Dataset
The surveyor can now complete the Cadastral Survey Dataset, Title Plan and Survey Plan, to be lodged with LINZ.
At this stage your solicitor is also notified that they will soon be involved.
- Council Sign off
At this point the surveyor and engineer will work through obtaining sign off documents from contractors, consultants and council.
The Surveyor will apply for a 224(c) certificate (completion certificate) as required under the Resource Management Act for subdivisions.
This involves obtaining a variety of sign off documents to prove to council that all resource consent conditions have been satisfied.
- Legal Documentation
Your solicitor will prepare the legal documents to be submitted to Land Information NZ for new titles to be issued. They will liaise with your surveyor to make sure that the new titles are issued as quickly as possible.
